Cooper Plan · South Lebanon, OH 45039

$414,990

4 bd · 2.5 ba · 2,813 sqft · SingleFamily · 264 Days on market

Good condition

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +6.1/10.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks MLS

The Cooper offers thoughtful design and flexible options to fit every lifestyle. From its spacious foyer and turned staircase to the open-concept first floor, this floorplan is both functional and inviting. Choose from multiple elevations - including an optional front porch - and enjoy a two-car garage with extra storage or convert that space into a first-floor bedroom and full bath. The open layout makes entertaining effortless. The great room is ideal for gatherings and can include a cozy fireplace, while the dining nook connects seamlessly to the kitchen. Home chefs will love the kitchen's versatility, featuring a large walk-in pantry, abundant cabinetry, and Arbor's largest H-frame island. Upgrade to a gourmet kitchen or add a sunroom for extra living space. Upstairs, a spacious loft offers the perfect spot to relax, with convenient second-floor laundry nearby. Every bedroom includes a walk-in closet, and an optional Jack & Jill bath with a double bowl vanity adds comfort and convenience. With customizable options and smart design, The Cooper by Arbor Homes gives you the flexibility to create a home that's truly yours.

Key facts

• Large foyer
• Two car garage
• Great room

Tags

• LARGE FOYER
• WIDE TURNED STAIRCASE
• OPEN CONCEPT FIRST FLOOR
• TWO CAR GARAGE
• GREAT ROOM
• LARGE WALK-IN PANTRY

🏗️ New construction. The $414,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $409,697.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $415k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-630 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (32.9% below list).
• Recommended offer: $279k (32.9% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.5% in South Lebanon — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#279 in OH, #4,589 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Little Miami Local (rural): math 67% / reading 70% proficiency, ranked #140 of 656 in OH (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Little Miami Primary School (math 76% / reading 65%, grade A-, #376 of 1,584 statewide, top 24%, 855 students, 18% FRL); Little Miami Middle School (math 67% / reading 72%, grade A, #143 of 654 statewide, top 23%, 1,279 students, 16% FRL); Little Miami High School (math 52% / reading 81%, grade B, #150 of 781 statewide, top 20%, 1,445 students, 14% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising fast (+7.4%/yr); 130 active listings in the ZIP; solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• This rent runs 31% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $41k appreciation (10.0% local appreciation)).
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.

Recommended offer $278,635 (32.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.59%
• DSCR: 0.71
• GRM: 12.3

CMA / ARV

• ARV (median comp): $409,697
• List price: $414,990
• Delta: 1.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1430 Tecumseh Dr	0.45mi	4/2.5	2,776 (-1%)	2mo	$552,000	$199	75
6772 Prairie View Dr	0.32mi	3/2.5 (-1)	2,688 (-4%)	2mo	$535,000	$199	71
6154 Pondside Dr	0.21mi	3/2.0 (-1)	2,526 (-10%)	1mo	$474,250	$188	65
6183 Pondside Dr	0.21mi	3/3.0 (-1)	3,126 (+11%)	1mo	$535,000	$171	64
1790 Amberwood Way	0.63mi	4/3.0	2,916 (+4%)	2mo	$565,000	$194	61
601 Eagles Nest Ct	0.65mi	4/2.5	2,876 (+2%)	7mo	$365,000	$127	60
6743 Bayberry Ct	0.40mi	3/3.5 (-1)	2,645 (-6%)	13mo	$400,000	$151	52
1742 Amberwood Way	0.59mi	4/3.5	2,632 (-6%)	8mo	$460,000	$175	51
1511 Indian Bluffs Dr	0.57mi	3/2.5 (-1)	2,444 (-13%)	3mo	$610,000	$250	44
315 Indian Pointe Dr	0.70mi	4/2.5	2,512 (-11%)	6mo	$412,000	$164	44
1422 Shawnee Run Dr	0.64mi	4/3.5	3,142 (+12%)	8mo	$500,000	$159	40
6849 Gray Wolf Dr	0.57mi	5/4.0 (+1)	3,184 (+13%)	10mo	$645,000	$203	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.71×
• Total profit: $195,985
• Equity at exit: $369,087

10-year hold

• IRR: 19.9%
• Equity multiple: 6.58×
• Total profit: $640,134
• Equity at exit: $795,951

Cash invested: $114,715 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 45039

• Home prices YoY: 7.3%
• Rents YoY: 7.4%
• Active inventory: 130
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,786 medium
• Mortgage (P&I): −$2,148
• Tax est. 1.5%: −$512 /mo · $6,145/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-630

Break-even live

Break-even rent $3,584

Max offer price $318,519

Occupancy floor —

Sensitivity live

Price	-10% $-347	-5% $-489	+0% $-630	+5% $-772	+10% $-913
Rent	-10% $-850	-5% $-740	+0% $-630	+5% $-520	+10% $-410
Rate	-1.0pp $-424	-0.5pp $-526	base $-630	+0.5pp $-736	+1.0pp $-844

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $102,424
• Closing costs: $12,291
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $414,990 Active 264 DOM
2. 2026-06-18
   days on market $414,990 Active 261 DOM
3. 2026-06-17
   days on market $414,990 Active 260 DOM
4. 2026-06-16
   days on market $414,990 Active 259 DOM
5. 2026-06-15
   days on market $414,990 Active 258 DOM
6. 2026-06-13
   days on market $414,990 Active 256 DOM
7. 2026-06-09
   days on market $414,990 Active 252 DOM
8. 2026-06-08
   days on market $414,990 Active 251 DOM
9. 2026-06-07
   days on market $414,990 Active 250 DOM
10. 2026-06-03
    days on market $414,990 Active 246 DOM
11. 2026-06-02
    days on market $414,990 Active 245 DOM
12. 2026-06-01
    days on market $414,990 Active 244 DOM
13. 2026-05-31
    days on market $414,990 Active 243 DOM
14. 2025-10-01
    listed $414,990 Active 1146-char remark

    Show marketing remark (1146 chars)

    The Cooper offers thoughtful design and flexible options to fit every lifestyle. From its spacious foyer and turned staircase to the open-concept first floor, this floorplan is both functional and inviting. Choose from multiple elevations - including an optional front porch - and enjoy a two-car garage with extra storage or convert that space into a first-floor bedroom and full bath. The open layout makes entertaining effortless. The great room is ideal for gatherings and can include a cozy fireplace, while the dining nook connects seamlessly to the kitchen. Home chefs will love the kitchen's versatility, featuring a large walk-in pantry, abundant cabinetry, and Arbor's largest H-frame island. Upgrade to a gourmet kitchen or add a sunroom for extra living space. Upstairs, a spacious loft offers the perfect spot to relax, with convenient second-floor laundry nearby. Every bedroom includes a walk-in closet, and an optional Jack & Jill bath with a double bowl vanity adds comfort and convenience. With customizable options and smart design, The Cooper by Arbor Homes gives you the flexibility to create a home that's truly yours.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,436
• − Mortgage interest: −$22,949
• − Property taxes: −$6,145
• − Insurance: −$2,048
• − Repairs & maintenance: −$2,675
• − Management: −$2,675
• − Depreciation: −$11,918
• Taxable loss: −$14,975
• Est. tax savings @ 24.0%: +$3,594
• After-tax cash flow: $-3,967/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This single-family home in South Lebanon, OH, is in excellent condition with modern amenities and a well-maintained exterior. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and energy efficiency.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and property value
• Both Replace window treatments — New window treatments can improve energy efficiency and aesthetics
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Replace window treatments — New window treatments can improve energy efficiency and aesthetics ↑
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Little Miami Local
• NCES district ID: 3905044
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 70% ▼ -6.00%
• Median HH income: $74,949
• Composite: 60.5/100
• National rank: #844
• State rank: #140 of 656 in OH

Livability — South Lebanon

• Score: 74/100
• State rank: #279
• US rank: #4589

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Warren County · 196,906 people
• City population: 7,053
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 28,335
• Household income: $108,794
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 307.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 5% Asian 3% Black 2%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.63%
• Current HPI: 568.09
• Rent YoY: ▲ 7.42%
• Metro: Cincinnati, OH-KY-IN
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

1 event — show timeline

• 2025-10-01 Listed $414,990 Zillow